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NEW AGAIN rewriting a building’s story through adaptive reuse

Designers of HKS London’s new office took advantage of the opportunity to reuse wood from the renovation to create a striking feature wall in the meeting suite.

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thoroughly modern. San Francisco’s 50 UN Plaza was built in 1936 and recently was renovated by HKS. Previously, the abundant features of the hallways were lost in the dim lighting. Through a series of portals opening up the walls, the new design forms a direct connection between the corridor and the adjoining, brightly lit workspaces and unveils the handcrafted detailing of the historic hallways.

and the link to economic and sustainable real estate solutions

repurpose & revitalize With the economy continuing to cause uncertainty, a lot of companies are seeking creative solutions to meet its real estate objectives. For many, adaptive reuse has become an attractive alternative. Adaptive reuse not only provides an economically viable solution to meet a client’s needs, it also promotes a sustainable approach to development.

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floor boards. The HKS design team reused over 80 percent of 8,000 square feet of basketball court from the existing fitness center in the conference rooms of the new Tyler Technologies corporate headquarters in Plano, Texas.

room with a view. Each floor of Tyler Technologies’ new corporate headquarters features an overhead door that opens to an expansive balcony for casual employee interaction.

from workout to workplace:

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OPPORTUNITY TO REFLECT. Tyler’s new headquarters reflects its identity with a sophisticated but unpretentious building supporting its brand message of solving traditional challenges in a non-traditional manner.


yler Technologies has transformed over its 47year history from a holding company with operations in industrial, retail and distribution businesses to the largest company in the country solely dedicated to providing software and services to the public sector. That shift in its business model, along with the strong and steady growth of the company, made it necessary for Tyler to reevaluate its headquarters location and align it with its core values.

As Tyler explored options for moving to a larger location, they considered whether to build a new facility or renovate an existing building. They ultimately decided to do both. Working with KDC Real Estate Development & Investments, they chose the site of a 24-year-old former corporate fitness center. The facility, located in a park-like setting, offered future growth opportunities. Tyler was intrigued by the fitness center’s potential for non-traditional office space that might appeal to top software development talent from across the country.

In addition to the renovation of the fitness building, Tyler needed additional space, which was realized in a stand-alone building connected to the existing facility with a new glass walkway. The new headquarters reflects Tyler’s identity with a sophisticated but unpretentious building supporting its brand message of solving traditional challenges in a nontraditional manner. The use of polished concrete floors, recycled wood, simple and exquisite detailing convey strength and stability to its clients without being over-embellished and perceived as expensive. In the renovation of the existing building, some of its significant features became amenities for Tyler’s new headquarters. The running track was retained as a fitness amenity, and the space that once housed the Olympicsize indoor swimming pool was converted to a campus café overlooking the lake and surrounding green space. The café area can accommodate everything from small, impromptu meetings to company-wide events. Tyler’s vision was to create an environment that

complemented its culture of innovative, passionate dedication to customer service using focused, collaborative teams in a relaxed atmosphere. The company changed from a perimeter office culture to an open-plan workplace with all managers visible. The open plan encourages various disciplines to collaborate, provides adaptable and flexible space, incorporates technology and gives all employees exposure to daylight. Open ceilings and exposed structural framing add to the casual and creative atmosphere. “It was amazing to see the HKS design team strategically transform a 24-year-old fitness facility into our new state-ofthe-art headquarters. They really made the most of what already existed without adding major changes – inside or out. One of its most creative ideas was to take the wood floor from the existing basketball court and apply it to the walls and ceilings of our floating collaboration space,” said Bruce Graham, president, Courts & Justice Division, Tyler Technologies.

The unique design created by HKS fo environment that fosters innovation, gives everyone at Tyler a great sen

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or our new headquarters gives us an improves workplace synergies and nse of pride and accomplishment. Bruce Graham, president, Courts & Justice Division, Tyler Technologies

PERFECTLY PRESERVED. The historic 50 UN Plaza landmark in San Francisco showcases how to utilize facilities from the Beaux-Arts era so that they continue to function above and beyond performance standards.

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Rebuilding the Past to Work Now and in the Future: The Restoration of San Francisco’s 50 UN Plaza


its opening in 1936. It is eyond the simple the home of GSA Region rehabilitation of a 9, the landlords and single building in builders for the federal downtown San Franbranch of government cisco, the renovation on the Pacific Rim, and a of the Federal Building showcase for appropriat 50 UN Plaza encomate sustainable measures passes a wide range of in a landmark historic ambitious goals at the building. center of a sustainable agenda: how to save The design helped what we have, reduce achieve each of these what we use, and at the goals, and the sucsame time, allow people cess of the solution is to be healthier and demonstrated in the happier in their work HKS designers of the 50 UN Plaza modernization integrated a wide solid integration of all environment. For the U.S. range of goals at the center of a sustainable agenda: how to save what was there, reduce what is used, and at the same time, allow elements. It embodies General Services Adminpeople to be healthier and happier in their work environment. an ambitious agenda istration (GSA), 50 UN LEED Platinum certification is pending. for the treatment of hisPlaza is a proving ground, torical facilities, a strong a demonstration to its expression of sustainable design, designed to integrate a number employees, consultants, commuand a striking approach to modern of important and sometimes comnity and clients of the approaches space planning. It meets these peting agendas. Its renewal was and technologies that can make critical measures as well as energy funded by the American Recovery any facility more comfortable and performance and resource-savings and Reinvestment Act, legislation livable, and reduce its carbon footgoals, while respecting a unique intended to put people back to print. It answers basic questions historical asset and housing the work converting our federal buildabout how to approach historic GSA in a way that demonstrates ings into high-performing, sustainbuildings and outfit them to functo other federal agencies best able structures. The building is histion in the 21st century, without practices for building renovation. torically significant in that it is one losing the essential character that The design maximizes retention of seven representative examples gives them value and connects us of the existing Beaux-Arts features of the City Beautiful movement to our heritage. and fabric of the property, while in the heart of San Francisco’s achieving goals for sustainability Civic Center, where it has been a The renovation of the Fedand modern workplace. continuous federal presence since eral Building at 50 UN Plaza was

Ultimate Makeover: Avon Reinvents its Former Production Plant into a Showcase for Revitalization

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von Cosmetics recently developed its new European headquarters on the site of its former production facility in the heart of Northampton, United Kingdom and helped bring life to this prime, largely undeveloped area as a part of a regeneration of the region.

The prestigious new headquarters sits proudly by the River Nene, a well-connected location and ideal for Avon’s needs. The design reflects Avon’s status as the world’s largest direct-selling beauty company and enhances its core brand values in attracting, retaining and motivating employees. The establishment of a new European headquarters gave Avon the opportunity to consolidate several functions operating in separate facilities. Avon’s vision for its new workplace was to promote health and wellbeing, be well-lit, flexible and easy to reconfigure for future workplace needs, and be part of the fabric of Northampton. The result is a 5-story building that is sustainable, connects to the community and supports modern working practices. With many varied operations now under one roof, the design is flexible and future-proofed to adapt to growth and the changing demands of the beauty business. The workplace strategy implemented takes advantage of the former production plant’s column-free floor plates by incorporating a variety of work settings with better access to daylight and views. The transition to an open plan led to more-effective space utilization, improved communication and greater interaction among employees and departments. “Our new building creates an environment that has instilled a new sense of pride in our employees,” said Carole Stronach, Senior Manager, Global Real

Estate, Avon Cosmetics. “You can sense the energy and buzz that is created by having an open plan office helping to build relationships and engagement. We are very proud of our new building which enables our U.K. and European business colleagues to work together under the same roof for the first time.” The consolidation into a central building also decreases Avon’s carbon footprint through long-term reduction in energy consumption and lower-impact maintenance systems. The use of public transportation is encouraged and a comprehensive green travel plan is fully operational. The plan promotes carpooling, walking and cycling. Onsite parking has been reduced by 40 percent and cycle and shower amenities have increased by 100 percent each. Other sustainable features include recycling and waste management facilities, alternative printing arrangements and teleconferencing to reduce the demand for global air travel. Avon’s new headquarters is the first property within its corporate real estate portfolio to secure a sustainable accreditation. As a result, the design is being used as a benchmark for other refurbishment and new build projects across its global property portfolio. The new headquarters is an entity that is not only a building of the highest standards, but also a manifestation of Avon’s commitment to community, sustainability and employee attraction and retention. The change in the work environment has been profound. It is the first time in the history of this site that Avon has established a positive connection between its environment and its users. It has become a center of excellence within the Avon community.

DING-DONG, AVON CALLING. Avon’s new European headquarters is now both a symbol of its civic status and as a major local employer in Northampton, United Kingdom.

Design Link

WALKING THE REVITALIZATION WALK: hks RELOCATES 500 STAFF INTO ITS NEW HQ What happens when a company (HKS, Inc.) takes an existing, underutilized building in receivership and transforms 142,500 square feet into a dynamic, sustainable office space? Good things happen: • Momentum is building in the Central Business District with HKS’s move to One Dallas Center at 350 N. Saint Paul Street. KPMG plans to stay in the area, Jacobs Engineering is set to move in 2014 and other businesses are sprucing up their spaces. • A surge of residential development is underway including 16 new properties in the downtown area. This list includes the upper floors of One Dallas Center, due in part to the longterm lease signed by HKS. • Several businesses have opened nearby to serve HKS’s 500-plus employees including Hospitality Sweet, Freshii, Fluellen’s Cupcakes, Urban Orchard Market and Bar None Café. And, let’s talk green: • To help save the environment, more than 25 percent of HKS employees are taking the light rail, riding a bike or taking the bus to work – instead of commuting by car. • An urban green space, south of the headquarters, is coming soon. HKS is part of the Pacific Park Plaza Redevelopment Committee, formulating a recommendation to the City of Dallas for the park’s future redevelopment.

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HKS corporate office Leadership Team:

HKS has extensive knowledge of ever-changing corporate workplace trends and experience designing successful work environments. Our insight allows us to design value-driven facilities that are highly flexible, adaptable and efficient, enhancing work experiences and conveying a company’s vision and values through its space.

“I enjoy the challenge of working with corporate clients – seeking to improve work environments, sustainable efficiencies, brand awareness and cost containment. It’s about getting to know the client’s core business goals and creating a physical solution to help meet those goals.” Dan Jeakins, AIA, LEED AP

Principal, Director of Corporate Office

“Our goal is to create environments that inspire and have a profound, memorable impression on the individuals who experience them. Our unique designs are developed to reinforce brands, provide operational efficiencies and be financially responsible to our owners while maintaining the integrity of the overall vision.” Mark Buskuhl

Director of Commercial Architecture

“I have focused my career on the workplace environment and how we respond with creative and flexible architectural solutions.” David Meyer

Associate Principal, Director of Workplace Interiors

“Successful design is a product of a true collaboration between the client and the architect. By having a complete understanding of the client’s real needs and goals, we as designers can fully explore innovative design solutions that will be unique and creative both functionally and aesthetically.” Owen McCrory, AIA, LEED AP Principal, Senior Designer

“Architectural design is a process of collaborative invention. Each architectural opportunity is unique in its purpose, its aspirations and its context.” David Williamson, AIA, LEED AP BD+C

Vice President

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HKS LINK - Adaptive Reuse  

Our Adaptive Reuse issue of LINK.

HKS LINK - Adaptive Reuse  

Our Adaptive Reuse issue of LINK.